What Theo does.
We inspect and document the property before a policy period, renewal, transaction, repair program, financing decision, or other point where an independent baseline matters. The report captures visible conditions, risk drivers, records history, access limitations, occupancy, prior repairs, and open questions.
The work is built for commercial, habitational, mixed-use, and high-rise properties where one missed condition can change pricing, coverage, capital needs, transaction value, repair requirements, or future claim strategy.
Not a generic checklist and not an AI score. Theo creates a field-verified evidence layer that insurers, owners, lenders, managers, investors, and counsel can use when the facts matter.
Why the carrier needs it.
- Older buildings often have incomplete records, undocumented repairs, outdated systems, and hidden maintenance conditions.
- Remote data cannot confirm roof drainage, cellar water staining, electrical room exposure, sprinkler tags, tenant use, or no-access areas.
- When a claim happens, the dispute often turns on what was pre-existing, deferred, damaged by the event, or never documented.
- A detailed pre-policy file helps underwriting, claims, mediation, litigation, and coverage review start from better facts.
Report Scope
| Area | What We Document |
|---|---|
| Desktop research | Property profile, ownership, occupancy, available permits, violations, prior claims, ISO-style loss history inputs, local hazards, neighborhood risk, and surrounding exposure. |
| Building construction | Age, use, construction type, roof system, facade, windows, balconies, structure indicators, additions, renovations, and visible deferred maintenance. |
| Field inspection | Roof, drainage, exterior, common areas, stairwells, mechanical rooms, electrical rooms, basement/cellar, fire protection, water intrusion, access limitations, and tenant activity. |
| Claim baseline | Dated photos, condition notes, severity scores, repair recommendations, no-access records, open questions, and issues that may affect future causation or coverage analysis. |
How We Build It
- Pre-inspection team loads public records, claim history, building history, required evidence points, and carrier-specific questions for that property or program.
- Field team completes Theo's proprietary inspection workflow using structured questions, area-by-area observations, required photos, and severity ratings.
- Office team drafts the report while photos and notes are coming in, so the final file is not built from memory days later.
- Supervisor reviews severe findings, missing access, inconsistent notes, unsupported conclusions, and any carrier-specific questions before delivery.
How It Saves Money
| Carrier Decision | How the Report Helps |
|---|---|
| Premium and deductible | Verified conditions give the underwriter support to price the account instead of relying on thin or stale information. |
| Declination or repair requirement | Severe conditions can be identified before the carrier accepts a risk that should be declined, repaired, or restricted. |
| Policy terms and warranties | Documented roof, water, fire protection, occupancy, and maintenance concerns can support clearer underwriting requirements. |
| Future claim defense | The carrier has dated pre-loss evidence that may help separate sudden damage from pre-existing deterioration or deferred maintenance. |
Deliverables
Executive Risk Summary
Clear risk grade, severe findings, repair priorities, decision-support notes, and responses to property- or program-specific carrier questions.
Field Evidence Package
Area-by-area photos, condition observations, access notes, issue severity, and supporting documentation.
Claim-Ready Baseline
Pre-policy record built to help future claims teams evaluate causation, pre-existing conditions, and dispute exposure.
Who Uses the Report
- Insurance carriers, MGAs, program administrators, and underwriting teams
- Property owners, asset managers, and portfolio risk teams
- Lenders and financial stakeholders reviewing collateral or construction
- Investors, buyers, sellers, and transaction due-diligence teams
- Property managers planning repairs or documenting baseline conditions
- Counsel and dispute teams that need organized factual evidence
Best Fit
Older commercial, habitational, mixed-use, and high-rise properties; E&S accounts with high TIV or limited documentation; renewal risks with claim concerns; acquisitions and portfolios with incomplete records; and buildings where roof, water, facade, fire protection, tenant activity, repairs, or maintenance conditions could materially affect a decision.
Authority Boundaries
Theo does not bind coverage, issue underwriting decisions, provide legal advice, interpret policy language, accept claims, deny claims, or guarantee future claim outcomes. Theo documents property facts and risk observations for authorized carrier review.